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12/20/2004 - Minutes CITY OF TIGARD PLANNING COMMISSION Meeting Minutes December 20, 2004 1. CALL TO ORDER Vice-President Munro called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Vice-President Munro; Commissioners Anderson, Buehner, Caffall, Haack, Inman, Meads, and Sutton Commissioners Absent: President Padgett Staff Present: Dick Bewersdorff, Planning Manager; Gary Pagenstecher, Associate Planner; Gus Duenas, City Engineer; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS The next meetings for the Commission are scheduled for January 24th and February 7th 4. PUBLIC HEARING 4.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 2004-00003/ZONE ORDINANCE AMENDMENT (ZOA) 2004-00002 PLAN & CODE AMENDMENT INCORPORATING REVISED FEMA REQUIREMENTS REQUEST: The Federal Emergency Management Agency (FEMA) has required the City, as a condition of continued eligibility in the National Flood Insurance Program (NFIP), to adopt floodplain management regulations that meet NFIP standards. Therefore, to meet these standards, the City proposes to amend Chapter 3, Natural Features and Open Space, Volume II of the Comprehensive Plan and the Sensitive Lands chapter (18.775) of the Tigard Development Code by revising references to the updated FEMA Flood Impact Study (FIS) and Flood Insurance Rate Map (FIRM), effective February 18, 2005, and regulating recreational vehicles located in the 100-year floodplain. LOCATION: The 100- year floodplain within the City of Tigard's incorporated boundary. COMPREHENSIVE PLAN DESIGNATION: All designations within the floodplain. ZONE: All zones within the floodplain. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.775; Comprehensive Plan Policies 1.1.1, 2.1.1, 2.1.2 and 3.2; the Metro 2040 Plan; and Statewide Planning Goals 1, 5 and 7. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the PLANNING COMMISSION MEETING MINUTES -December 20,2004-Page 1 City. He read the relative code criteria into the record. He reported that the scope of the amendment is quite restrictive; it is primarily to make our code consistent with revised flood insurance rate maps and the flood insurance study which has just been published by FEMA. Additional regulations have been added for recreational vehicles used for human habitation (campers, RVs, etc.) that are stored in the 100 year floodplain. They must be on-site for fewer than 180 days and be licensed and road ready or they have to meet certain requirements, including elevation and anchoring requirements, that apply to manufactured homes. Pagenstecher advised that the Flood Insurance Rate Map (FIRM) will be revised, effective February 18, 2005 (Exhibit A). The old City of Tigard FEMA Flood Insurance Rate Map, dated 1981, was also shown (Exhibit B). Pagenstecher explained that FEMA requires the City, as a condition of eligibility in the National Flood Insurance Program, to adopt floodplain management regulations that meet their standards. He noted that all affected property owners received notice of the public hearing. Commissioner Meads asked if the effect of development in the floodplain (e.g., the increase in impervious area and how it could affect the range of the floodplain) was incorporated into the study and the map. Pagenstecher said there is an elevated floodplain level now as opposed to 20 years ago. This may be due to increased development or it may be due to raising the base flood elevations to higher levels. Staff advised that the City code regulates recreational vehicles that are not road ready and have to be secured to the land — they are not allowed as a housing unit in our code. Vice-President Munro asked about recommendations from the Department of Land Conservation and Development (DLCD). Staff answered that both FEMA and DLCD staff reviewed the draft language and didn't take issue it. A DLCD staff person did think the definitions could be more explicit. PUBLIC TESTIMONY Coralyn Chaney, 11730 SW Tiedeman, Tigard 97223, asked for clarification about her property classification. She asked if it was zoned A, B, or C. Staff advised that FEMA has changed their classifications. In Tigard, there are A and AE zones. For the AE zones, the base elevations have been determined. For the A zones, they know it's a floodplain but the analysis to determine the base elevation has not been done. Pagenstecher also noted that the map included with the public hearing notice identifies properties that have at least some portion of the property in the floodplain. Regulations for determining insurance rates are different from City or CWS regulations that may apply to properties. These may be more restrictive PLANNING COMMISSION MEETING MINUTES -December 20,2004-Page 2 than what FEMA requires. He noted that development is not prohibited in the floodplains unless defined by FEMA regulations. For example, the City does not allow cut and fill in residential zones. Staff advised that the new FEMA map provides more detailed information. To comply with FEMA requirements and to make people eligible for insurance, the City has to adopt the new FEMA standards. Sue Beilke, 11755 SW 114th Place, Tigard 97223, had some questions for the Commission. She asked if the Commission would be making a recommendation to Council tonight. Staff answered that the Commission would make that decision. She would like more time to go over the map and make corrections. If the Commission decides to make a recommendation tonight, she asked they include a provision for citizens to be able to make corrections to the map. Staff informed her that the map was produced by FEMA, so she would have to go to FEMA to request revisions. Randal Nelson Sr., 11495 SW Hazelwood Loop, Tigard 97223, testified that every time he refinances house, he has to deal with FEMA. He stated that the greenbelt behind his house is in floodplain, but his house is not. He has pictures showing the water level during the 1996 flood. His house is higher than homes in his neighborhood that are not shown as being in the floodplain. He noticed that the new map still catches the corner of his property. The Commission suggested that he have his property surveyed to get accurate elevations. Adam Zwerling, 10325 SW Meadow Street, Tigard 97223, stated that his house has flooded twice since he bought it. The old map shows his property in the floodplain, but the new map shows that it is not in the floodplain. The new floodplain lines are one property away from him. He wonders if he could get FEMA grant money if his house flooded. The Commission suggested having his property surveyed (FEMA floodplain elevation certification) to establish where the floodplain line is actually located. PUBLIC HEARING CLOSED It was moved and seconded to send a recommendation for approval of Comprehensive Plan Amendment (CPA) 2004-00003/Zone Ordinance Amendment (ZOA) 2004-00002 Plan & Code Amendment Incorporating Revised FEMA Requirements, including the staff report and the testimony received this evening. The motion was approved by a vote of 7-0 with one abstention. Commissioner Caffall abstained. 5. CIP UPDATE City Engineer Gus Duenas gave a PowerPoint presentation update of the current 04/05 Capital Improvement Program projects (see exhibit C). He noted that he would be back to the Commission in February for discussion and input to next year's projects. PLANNING COMMISSION MEETING MINUTES -December 20,2004-Page 3 6. OTHER BUSINESS The Commission received committee reports: • Tree Board — nothing to report. • Park and Recreation Board —there was discussion at the last meeting about excessive drinking in the parks. • Planned Development Code Review Committee—the committee has drafted language for the purpose of the PD code. • Transportation Financial Strategy Task Force—the task force has been discussing potential revenue sources and is thinking of a local gas tax proposal that would be tied to specific projects. • Downtown Task Force—the task force has held 24 outreach meetings and had a public workshop on December 4th. At their next meeting, they will be looking at the ideas they received. They will be going back to the community in February and are forming subcommittees. 7. ADJOURNMENT The meeting adjourned at 8:21 p.m. id/ J- e-(Gaynor, Plan g Co f ission Secretary ATE T: Vice-President Judy Munro PLANNING COMMISSION MEETING MINUTES -December 20,2004-Page 4 Planning Commission — 12/20/04 Meeting Exhibit A LARGE EXHIBITS MAY BE REVIEWED AT TIGARD CITY HALL UPON REQUEST. k aQ , 1vI ' r E LI N��a 2• E 3 5 6 ;. • T 5 6 e,� ,E ° s € E $2,7 - ® ksag 4° t �e s C w $� gq s 1i a ig _.-.... L ed U N°� $ g' ,Q N Y eE� € 899- e ®$F .E an I'S _, 8 t-'� ae`• Y - rc �.B: "e @$ggs t..3.E:Y:•l. ' 1P1 l ,■■ 1► �� " - - i =�.- I /'� � r-rrr._, In,jii: �'CE(' .:r... n -�-�r°T��t,i�i..F, �'iC't r'"Phi f_ �.HMI f I��u,� `..1� �\ _ I 11 '.1.f-.•a 1 5 �, +ms 'in R ;:.' ' IC'. C . �. ,J,/ . sgi• r.Zq..,9 psi ,� it t. tL r a tl.. r �_ r-1 l�N` �� ♦ � - ♦ .4t. ':i a + _ c°,'lit - h(nl oaQ_ !7 a �'} If--l-• n- , F 1. 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